384 Main St #16 · Chisholm, ME 04239

$49,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 26 Days on market

Built 1980 $325/mo HOA · 35% of rent

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.0/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1991 Pine View 14 ft. mobile home has been well cared for. The 2 bedroom/1 bath home is currently situated within a quite park consisting of mostly retired residents. A new hot water tank was installed in 2016. There are two gas monitors for back up heat in the event of a power failure. The front entrance is by way of a ramp that is partially covered. Use the utility shed for extra storage.

Key facts

• Hot water tank
• Kitchen appliances
• Metal roof

Tags

• METAL ROOF
• NEWER FLOORING
• KITCHEN APPLIANCES
• PROPANE FURNACE
• HOT WATER TANK
• FENCED YARD

Property features AI

Finance

• Other: Zoning: local
• HOA & community: Association with a monthly fee of $325; Land lease (yes)

Exterior

• Parking: Gravel and paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile home (single wide); Oxford make, model 2 FR 80-35E; Built in 1980
• Construction: Steel frame with vinyl siding; Metal roof; Gravel/pad foundation
• Exterior features: Deck; Located in a mobile home park; Private road frontage

Interior

• Kitchen: Microwave; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: One-floor living; Bathtub; 36+ inch doors
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#43 in ME, #4,630 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 31 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($339 loan paydown + $5k appreciation (10.0% local appreciation)).
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $14k; list at $49k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.91% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 3.46×
• Total profit: $33,721
• Equity at exit: $44,143

10-year hold

• IRR: 27.2%
• Equity multiple: 7.87×
• Total profit: $94,310
• Equity at exit: $95,196

Cash invested: $13,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Maine: 41 Moderately Tenant-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

Portland has rent control referendum (2020); strong habitability; security deposit caps.

Methodology + full state rankings →

ZIP-level market 04239

• Home prices YoY: 5.3%
• Active inventory: 31
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$20
• HOA: −$325
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $107

Break-even live

Break-even rent $800

Max offer price $49,000

Occupancy floor 84%

Sensitivity live

Price	-10% $135	-5% $121	+0% $107	+5% $94	+10% $80
Rent	-10% $33	-5% $70	+0% $107	+5% $144	+10% $181
Rate	-1.0pp $132	-0.5pp $120	base $107	+0.5pp $95	+1.0pp $82

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: watergas

Listing history 14 events

1. 2026-06-12
   statusdays on market $49,000 Pending 26 DOM
2. 2026-06-09
   days on market $49,000 Active 25 DOM
3. 2026-06-08
   days on market $49,000 Active 24 DOM
4. 2026-06-07
   days on market $49,000 Active 23 DOM
5. 2026-06-07
   days on market $49,000 Active 22 DOM
6. 2026-06-04
   days on market $49,000 Active 19 DOM
7. 2026-06-02
   days on market $49,000 Active 18 DOM
8. 2026-06-01
   days on market $49,000 Active 17 DOM
9. 2026-05-31
   days on market $49,000 Active 16 DOM
10. 2026-05-31
    days on market $49,000 Active 15 DOM
11. 2026-05-15
    listed $49,000 Active 269-char remark
12. 2018-08-24
    soldstatus $14,500 Sold 398-char remark

    Show marketing remark (398 chars)

    This 1991 Pine View 14 ft. mobile home has been well cared for. The 2 bedroom/1 bath home is currently situated within a quite park consisting of mostly retired residents. A new hot water tank was installed in 2016. There are two gas monitors for back up heat in the event of a power failure. The front entrance is by way of a ramp that is partially covered. Use the utility shed for extra storage.

13. 2018-08-23
    status Pending 398-char remark

    Show marketing remark (398 chars)

    This 1991 Pine View 14 ft. mobile home has been well cared for. The 2 bedroom/1 bath home is currently situated within a quite park consisting of mostly retired residents. A new hot water tank was installed in 2016. There are two gas monitors for back up heat in the event of a power failure. The front entrance is by way of a ramp that is partially covered. Use the utility shed for extra storage.

14. 2018-08-02
    listed $18,500 Active 398-char remark

    Show marketing remark (398 chars)

    This 1991 Pine View 14 ft. mobile home has been well cared for. The 2 bedroom/1 bath home is currently situated within a quite park consisting of mostly retired residents. A new hot water tank was installed in 2016. There are two gas monitors for back up heat in the event of a power failure. The front entrance is by way of a ramp that is partially covered. Use the utility shed for extra storage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ME · Partial reset (capped growth)

• Current annual tax: $359 · $30/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$154/yr (+$13/mo · 42.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,236
• − Mortgage interest: −$2,745
• − Property taxes: −$359
• − Insurance: −$245
• − Repairs & maintenance: −$899
• − Management: −$899
• − HOA: −$3,900
• − Depreciation: −$1,425
• Taxable income: $764
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $1,105/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: RSU 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Chisholm

• Score: 74/100
• State rank: #43
• US rank: #4630

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,644

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Asian 2%
• Common ancestry: Lithuanian 10% Italian 4% German 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.17%
• Current HPI: 279.4231
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+164.9% since first listed

5 events — show timeline

• 2026-06-10 Pending — MREIS
• 2026-05-15 Listed $49,000 MREIS
• 2018-08-24 Sold (MLS) $14,500 MREIS
• 2018-08-23 Pending — MREIS
• 2018-08-02 Listed $18,500 MREIS

Property tax history

-1.0%/yr

Latest (2025): $359 · -26.7% YoY. Source: county tax records.